What does it take to buy a teardown and rebuild on Merritt Island, FL?

On Merritt Island, an unincorporated part of Brevard County, a teardown needs a county demolition permit, then a new build that meets current flood elevation and Florida Building Code rules.

Some of the best lots on Merritt Island come with a house you do not actually want. An older block home on a big lot, a canal-front ranch that has seen better days, a property where the land is the reason you are interested. Buying it to knock down and build new is a real strategy on the Space Coast.

It also has more steps than buying a vacant lot. You are working through a demolition, utilities and possibly a septic system, flood elevation rules for the new home, and impact fees. Here is how the process works on Merritt Island, based on what Brevard County and the State of Florida actually publish.

Who issues building permits on Merritt Island?

Merritt Island is not a city. The U.S. Census Bureau tracks it as the Merritt Island CDP (census-designated place), and Merritt Island is generally described as an unincorporated community in Brevard County. That means your permits go through Brevard County Planning and Development, which handles building permits for properties within unincorporated areas of the county.

That is different from a teardown inside an incorporated city such as Cocoa Beach or Satellite Beach, where you would start with that city. Before you plan the timeline, confirm on the property record that the specific address is in unincorporated Brevard County.

What do you need for a demolition permit in Brevard County?

Brevard County's residential demolition permit page lists what to submit:

  • A survey or plot plan showing the buildings to be demolished
  • A Notice of Commencement if the job is over $5,000
  • A Landscaping Land Clearing Affidavit
  • An owner-builder form if you are not using a contractor
  • For properties on septic, a copy of the environmental health approval document

The county lists a $25 application fee plus a $75 code review fee for the first $1,000 of job value. If the Notice of Commencement is new to you, I covered it in Notice of Commencement in Brevard County, FL.

What about the septic system on an older Merritt Island home?

If the older home is on septic, the county asks for that approval document before demolition. Florida moved its onsite sewage (septic) program from the Department of Health to the Florida Department of Environmental Protection effective July 1, 2021. According to Florida DEP's program transfer page, outside the Panhandle and Marion County, county health department staff still run the program day to day under DEP's direction. Ask early whether the existing system must be abandoned and what the new home will need.

Do you need an asbestos notification to demolish a house in Florida?

Usually not for a single home. The federal asbestos NESHAP rule excludes residential buildings with four or fewer dwelling units. Florida DEP's asbestos FAQ notes that the exemption does not apply if the building was previously used commercially or is being torn down to make room for a commercial structure. For projects the rule does cover, DEP requires notice at least 10 working days before work starts.

Even when no notification is required, older homes can contain asbestos materials, so many owners have a survey done before demolition for the crew's safety.

How high does a new Merritt Island home need to be built?

If the lot sits in a FEMA Special Flood Hazard Area, your new home has to meet floodplain rules. Brevard County's flood zone permitting guidance describes elevating to the base flood elevation plus one foot, or higher if required. A licensed surveyor prepares the Elevation Certificate. Confirm the exact requirement for your lot with Brevard County's floodplain staff during design, because it drives foundation cost, stair count, and how the house sits on the lot. My elevation certificate guide explains how to read one.

The new home also has to be built to the Florida Building Code in effect when you apply. The 8th Edition (2023) took effect December 31, 2023.

Do you pay impact fees when you rebuild in Brevard County?

Brevard County charges impact fees on new construction for categories including correctional facilities, educational facilities, EMS, fire rescue, library facilities, solid waste, and transportation. The good news for teardowns: the county's impact fee FAQ says a replacement of the same type is exempt from additional residential impact fees. Replacing a single-family home with a single-family home is the typical teardown. Confirm how the exemption applies to your property with the county Impact Fees office before you close.

Teardown vs vacant lot on Merritt Island

Step Teardown Vacant lot
Demolition permit Required Not needed
Existing septic Environmental health approval document needed for demolition No existing system
Residential impact fees Same-type replacement is exempt from additional residential fees New home pays impact fees
Flood elevation for the new home Applies Applies

If you are weighing both options, read Buying a Vacant Lot to Build on the Space Coast next.

FAQ: Teardowns on Merritt Island, FL

Do I need a permit to demolish a house on Merritt Island?

Yes. Merritt Island is unincorporated, so you apply to Brevard County for a residential demolition permit with a survey or plot plan and the other documents the county lists.

Will I pay impact fees to rebuild after a teardown in Brevard County?

Brevard County says a replacement of the same type is exempt from additional residential impact fees. A different type of building may owe additional fees.

Is an asbestos notice required to demolish a single-family home in Florida?

Generally no. Residential buildings with four or fewer units are excluded from the federal asbestos NESHAP, unless the project is commercial or involves larger buildings.

Looking at an older Merritt Island home where the lot is the real prize? My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.